I can volunteer my time and energy in exchange for real estate knowledge. 

@Mary Gold if you sell your old property and do a 1031 exchange you must purchase at least as much investment real estate as you sell in order to defer all tax. 

(Could be possible)We are willing to by coffee, lunch or help out in exchange for just a little bit of your insight.  

Anything else (including an LLC) is considered a rental even if money is not exchanging hands and the person in the home (my daughter) is paying the bills directly. 

Get some ugly sfh fix them up, then sell off the house with the lowest ROI using a 1031 exchange and buy two more ugly homes...wash/rinse/repeat.But look at your market, what is great advice in one area is terrible advice in another.Have fun!

Referrals and kissing a lot of frogs.Another option for you is to look at passive commercial opportunities that comply with 1031 exchanges. 

More news from Wall Street JOurnal todayWall Street is betting that more well-off Americans will want to be renters.Financiers who loaded up on homes after the housing bust for pennies on the dollar are buying yet more—despite home prices in many markets being at all-time highs.Their wager: High prices, higher mortgage rates and skimpy inventory are making homeownership harder.

While guidance is still a bit unclear and more research has to be done I think this is a huge opportunity for real estate investors to have permanent tax savings (along with other benefits) - even better than a 1031 exchange!

I went up a "class" of neighborhood with my last, and only, 1031 exchange.

Personally, I would sell the condo and use a 1031 exchange on a larger multi-family (in a market with solid return where you're cash-flowing nicely) so you don't have to pay taxes on the condo sale.